Apartment 68, Fels Point, Dan Spring Road, Tralee, Co. Kerry, V92 WP96
12 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
At the Upper End of Local Sales
At €210,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €210,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €10,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €210,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€10,500
That's what overbidding by just 5% on a €210,000 home costs you — before interest.
A €19 check before a €210,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €210,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 14% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€210,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Fels Point Block D, Pier Village, Tralee, Kerry | 2025-01-20 | 51m² | |
| 79 Fels Point Block D, Pier Village, Tralee, Kerry | 2025-05-22 | 50m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating Impact: The 'SI_666' BER rating is unknown and likely corresponds to a low energy efficiency, meaning potential annual energy costs could be €1,800-€2,200 compared to €800-€1,200 for a B-rated property of similar size.
Details
- Renovation Opportunity: Upgrading from an unknown/low BER to a B2 rating could cost an estimated €8,000-€12,000, but is likely to increase the property's value by €15,000-€20,000, representing a good return on investment for improved energy performance.
- Size and Configuration: With 120m² and 2 bedrooms, this apartment is spacious for its configuration, potentially offering good value per square meter compared to smaller 1-bedroom units but may be less desirable than 3-bedroom properties which are more common in the 10km_90d_median_beds data (3.0 beds).
- Hypothesis: Given the unknown BER rating and the prevalence of 3-bedroom properties in the local market (10km_90d_median_beds: 3.0), this 2-bedroom apartment might represent a niche offering; a hypothesis is that its value is currently capped by its configuration and energy inefficiency, but a strategic renovation focusing on BER improvements and potentially exploring a third sleeping area could unlock significant additional value beyond the typical market uplift for energy upgrades.
Amenities
Connectivity to Tralee Town: The property is located on Dan Spring Road, Tralee, Co. Kerry, V92WP96, offering good access to local amenities. Tralee town centre is easily accessible, likely served by local bus routes such as Bus Éireann services connecting to wider Kerry towns.
Details
- Local Facilities: This area of Tralee provides access to amenities such as Tralee General Hospital, shops like Iceland Foods and Dunnes Stores, and educational institutions like IT Tralee and Mercy Mounthawk Secondary School, contributing to a well-serviced location.
- Recreational Access: Residents can enjoy proximity to parks such as Tralee Bay Wetlands Centre and the Shannon Park, offering green spaces for recreation, alongside various cafes and restaurants within Tralee town centre enhancing lifestyle quality.
- Hypothesis: While Tralee has established infrastructure, the lack of specific mention of direct train or Luas lines (as Tralee is not served by these) suggests that connectivity is primarily road-based; a hypothesis is that the value proposition of this apartment is significantly tied to its direct proximity to Tralee town centre's employment and services, rather than long-distance commuting, and that any future infrastructure investment focused on improving local road networks or park-and-ride facilities from Tralee would disproportionately benefit properties like this one.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.